Are these H St. NE / Capitol Hill houses priced appropriately?
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Anonymous
Price drop to $899k on Friday. Definitely not that house. |
Anonymous
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$985k for a 2/2 at 10th and F. Dated but seemingly usable kitchen, kind of a weird first-floor layout, no first-floor bathroom/powder room (second full bathroom is in the basement family room), some outdoor space.
https://www.redfin.com/DC/Washington/1018-F-St-NE-20002/home/9906175 I dunno, this seems like it's a bit high for only two bedrooms and the aforementioned quibbles. Been on the market for 8 days now. |
Anonymous
Interesting. I can see why they priced it that way; this one around the corner went for just over a million and it's around 500sf smaller: https://www.redfin.com/DC/Washington/643-11th-St-NE-20002/home/9908072 However, it's much prettier and more updated. |
Anonymous
1018 F St. NE is really interesting. It's only 2BR/2BA, but it's almost 2,000 sf and has a finished basement. I think most people would try to cram another BR in there and call it a 3BR, even if the bedrooms themselves would be almost unusably tiny. Then again, if you need 3 BRs, you need 3 BRs. The decor isn't helping much, I think. It's just a bit dated, IMO—that fireplace, for example, looks kind of out of place. And I can't decide whether I like the sink in picture 24 or not. Still—the price doesn't seem bad for the square footage, but it does seem like rather a lot for the number of bedrooms. |
Anonymous
Agreed, even if it doesn't have the second full bath and even with the third bedroom being a glorified closet, that one still is nicer. It went $70k over ask, though obviously was on the market when interest rates were much lower. Feel like if the space at 1018 F was better laid out they could come close to getting that price. The first floor is just so chopped up, and no first-floor powder room is a non-starter for a lot of buyers. |
Anonymous
I think anyone who bought that place could make the basement more of a bedroom, seeing as how there's a full bathroom down there. |
Anonymous
Made me think of this one on 8th just north of H, listed at $2.85m: https://www.redfin.com/DC/Washington/816-8th-St-NE-20002/home/9901071 My jaw dropped a bit when I saw the 8th street house because that price on that block is eye-popping. The house is really amazing inside, and big, so I get the price a bit more, but the location... it's just hard to reconcile in my head because when I think about who would buy a house like that, and then what they might think of some of the stuff that happens at 8th and H... I'm struggling to think of who the prospective buyer is. But it looks more justifiable next to the E Street house, since 8th Street is bigger and it looks like the finishes are higher end. I do think the price on both will come down, perhaps significantly so, and I expect them both to sit for quite some time to find a buyer (though that's not unusual for houses in that range because the pool of potential buyers at that price point is much smaller). But if the 8th Street house goes for over 2m, I'll eat my house. It's just incredibly hard to imagine as a longtime resident of this neighborhood. I don't know what to make of it. |
Anonymous
^ Eat my hat, not my house! Let's be realistic here 
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Anonymous
Anonymous
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This is two blocks from my house. I don’t like the glitz at all. I guess I hope it sells for that price because my house has nearly identical square footage and I would have guessed it would sell for 950k or so. |
Anonymous
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So. much. white. And two of those bedrooms look minuscule. But as a fancy reno with off-street parking, it'll get some attention. |
Anonymous
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Not sure what the realtor is thinking with all the photos of moving boxes and messy rooms, but here's an unrenovated, tenant-occupied 4/3.5 on G between 6th and 7th.
https://www.redfin.com/DC/Washington/622-G-St-NE-20002/home/9898467 $1.35 for 3/2.5 pretty close to Union Station on F Street, with English basement apt. that has a C of O. https://www.redfin.com/DC/Washington/226-F-St-NE-20002/home/9891037 |
Anonymous
So very, very much white. I'd need sunglasses just to go inside. And I really hate all that white paint on the brick. So much character, literally whitewashed away. But yeah, I know my tastes are out of line with what most people want. $1.55M for about 2,300 sf (the listing says 1544 sf, but it looks like the flip included finishing most of the 800sf basement) seems a bit high to me in that location. As you mention, it does have a garage, though, and the back patio space (with trees!) looks nice. Interesting that it sold in April 2021 but there's no listing for that sale. Direct sale to an investor, do you suppose? |
Anonymous
So the choice was either pay the tenants to get out and then clean up and stage, or just take photos as is. I wonder if they thought that the purchasers would be developers or someone who's going to do a major renovation anyway, so it wasn't worth the time/money/energy to clear it out and stage it. |
Anonymous
I'm going to be really interested to see what happens to this. It's clearly a flipper target, but at $1.05M, could a flipper buy it, gut it, redo it, and sell it at a high enough price to make a profit? I'd have guessed this would be about $1.25M in flipped condition, but maybe that's last year's pricing. |